Radon is one of the most common things to come up during a home inspection in Connecticut. The good news is that it's easy to test for and usually straightforward to fix.
Here's what radon is, how your inspector tests for it and what to do before you buy.
What radon is
Radon is a naturally occurring radioactive gas that forms as uranium breaks down in rock and soil. You can't see it, smell it or taste it.
It can get into a home in two ways:
- Through the air: Radon can seep up through the foundation, through cracks and openings in the basement floor and walls, and build up inside the house.
- Through the water: In homes with private wells, radon can also be present in the water and released into the air when the water is used.
Radon is very common in Connecticut, which is why it's a good idea to test for it during your inspection.
How your inspector tests for it
The inspector places a radon test device in the lowest living level of the home, typically for a few days, and then sends it to a lab. The result is reported in picocuries per liter, or pCi/L.
The guideline for radon in the air is 4.0 pCi/L. At or above that level, the recommendation is to fix it.
If the home has a private well, ask about testing the water for radon too. It's one of the tests Connecticut's Department of Public Health recommends for well owners.
How radon is fixed
If radon in the air comes back at or above 4.0 pCi/L, the fix is usually straightforward. A radon mitigation system is basically a pipe that goes through the foundation floor, with a small fan that draws the gas from under the house and vents it out above the roof. Once it's installed, it runs quietly in the background.
If radon is found in the well water, there are treatment systems designed for that as well.
In a home sale, high radon is often something buyers can ask sellers to resolve before closing, either by installing a mitigation system or with a credit.
What to do before you buy
- Include a radon test in your inspection.
- If the home has a well, ask about testing the water for radon as well.
- If the home already has a mitigation system, make sure the fan is running and ask for any recent test results.
- If levels are high, talk with your agent about asking the sellers to install a system or give a credit.
- Retest periodically after you move in, especially after major changes to the home.
Final thought
Radon sounds scary, but in Connecticut it's routine. Test for it, fix it if needed and move on. It's one of the simplest issues to resolve in a home purchase.
Have questions about radon or anything else that comes up during an inspection? Request a buyer consultation. I'm always happy to help.